A.Â
The standards and requirements contained in this Article VI of this chapter shall apply as minimum design standards for subdivisions and/or land developments in Paxtang Borough. Whenever other related chapters, ordinances, standard and/or rules impose more restrictive design standards than those contained herein, the more restrictive shall apply.
B.Â
Subdivisions and/or land developments shall be designed to comply with the requirements of Chapters 160, relating to buildings; 220, relating to floodplain management; 310, relating to property maintenance; 336, relating to sewers; 360, relating to stormwater management; 366, relating to streets and sidewalks; 392, relating to shade trees; 425, relating to zoning; and other applicable regulations of the Borough, state and other entity, as applicable.
C.Â
Whenever Chapter 425 of this Code, relating to zoning, provides that the use proposed by the applicant for subdivision or land development approval shall constitute a use by special exception or a conditional use; or the applicant proposes to develop a subdivision and/or land development in a manner that would require a variance from any requirements of Chapter 425 of this Code, relating to zoning, the applicant shall obtain such variance, special exception or conditional use approval from the Zoning Hearing Board or the Borough Council, as applicable, prior to the submission of the final plan. The plan shall be designed and developed in accordance with any conditions which have been imposed upon the grant of such variance, special exception or conditional use by the Zoning Hearing Board or the Borough Council, as applicable.
D.Â
Whenever all or any portion of the land contained within an application
for subdivision or land development approval constitutes all or any
portion of land included in a prior subdivision or land development
plan approved by the Borough or the DCPC, and recorded with the Dauphin
County Recorder of Deeds, the application for subdivision or land
development approval shall comply with all conditions, restrictions
and notes imposed on the prior plan approval and/or included upon
the recorded subdivision or land development plan. The applicant shall
identify all prior recorded subdivision and/or land development plans
of which all or any portion of the land contained in the application
was a part and all conditions, restrictions and notes which affect
the current application. Failure to identify all applicable conditions,
restrictions and notes of record on prior recorded plans constitutes
a violation of this chapter. The applicant shall submit with the application
for preliminary plan approval, or with the application for final plan
approval if no application for preliminary plan approval is required:
(1)Â
A statement identifying the prior plans reviewed;
(2)Â
The conditions, restrictions and notes which would impact development
in accordance with the application for which approval has been requested;
and
(3)Â
An explanation of the manner in which the proposed application has
been designed to comply with all such conditions, restrictions and
notes.
This statement shall be signed by the applicant or the applicant's
engineer, land surveyor or landscape architect licensed and registered
in the Commonwealth of Pennsylvania to perform such duties.
|
E.Â
Site analysis. An analysis shall be made of the site characteristics,
such as site configuration, geology, soil, topography, water bodies,
ecology, vegetation, structures, transportation network, visual features
and past/present use of the site. Development of the site shall be
designed to:
(1)Â
Be consistent and compatible with, and respect and maintain, the
predominant land use and development pattern, context and character
of the adjacent lots, neighborhood and community;
(2)Â
Preserve the natural features of the site;
(3)Â
Avoid areas of environmental sensitivity; and,
(4)Â
Minimize negative impacts and alteration of natural features.
F.Â
Preservation of natural and cultural features. The following specific
areas shall be preserved and incorporated into the overall design:
(1)Â
Subdivision and land developments shall, to the maximum extent feasible,
protect existing natural features located on the site and integrate
them into the overall design and layout of the development, with priority
being given to the following areas, which are not listed in order
of priority or significance:
(b)Â
Slopes over 25%;
(c)Â
Prominent topography;
(d)Â
Wetlands;
(e)Â
Pennsylvania Natural Diversity Inventory (PNDI) confirmed extant
plant and animal species and communities that are listed as "Pennsylvania
Threatened" or "Pennsylvania Endangered";
(f)Â
PNDI-confirmed extant plant and animal species and communities
that have a state rank of S1 or S2; and
(g)Â
Tree stands, wood lots and native plant materials.
(2)Â
The proposed building footprint and impervious lot coverage shall
be clearly identified on each plan to identify potential impacts to
existing trees, other natural features and cultural resources.
G.Â
General design goals. The development shall be laid out to:
(1)Â
Avoid unnecessary impervious lot coverage and to mitigate adverse
effects of shadow, noise, glare, odor, traffic, drainage and utilities
on neighboring properties; and
(2)Â
The maximum extent feasible, be consistent and compatible with, and
respect and maintain, the predominant land use and development pattern,
context and character of the adjacent lots, neighborhood and community.
H.Â
Conformance with adopted plans. Design of the development shall take
into consideration all adopted Borough, county and state plans for
the Borough and surrounding community.
I.Â
Relationship of the development to existing facilities and properties.
Development of the tract and the intensity of the proposed use must:
(1)Â
Be designed, laid out, arranged, constructed and coordinated with
all presently existing facilities and improvements which serve and/or
which may impact or be impacted by development of the tract proposed
for development, including, but not limited to the: a) land uses and
development patterns and neighborhoods; b) transportation network
including streets, alleys, sidewalks and other bicycle and pedestrian
facilities; c) sewer collection, conveyance and treatment facilities;
d) water supply and distribution facilities; and e) stormwater management
facilities, as necessary to accommodate prospective traffic, facilitate
fire protection, prevent flooding and conform to the most recent version
of the Paxtang Borough Comprehensive Plan, and/or other applicable
plans adopted by Paxtang Borough.
(2)Â
Ensure that abutting properties will continue to have safe and convenient
access in accordance with the standards of this chapter or, if such
properties do not presently have such access, to have access to at
least the level existing prior to development of the tract.
(3)Â
Studies and reports submitted with the preliminary plan and the final
plan shall clearly identify any assumed improvements to existing facilities.
If an applicant submits a study, report or plan which contains such
assumptions, and compliance with the design standards contained in
this chapter is based upon completion of such assumed improvements,
the design standards of this chapter shall not be met unless the applicant
presents evidence that a governmental entity has budgeted funds and/or
has entered into contracts for the assumed improvements, or unless
a plan for another development which proposes the installation of
such improvements has been approved and recorded.
A.Â
General. Streets, alleys, driveways and access drives form a major
portion of the circulation system. The conventional grid street system
is historically the predominant street system existing in Paxtang
Borough and is, therefore, the preferred future street system.
(1)Â
The design and construction of all developments to respect and ensure
appropriate and safe connection to, continuation of, and protection
of the existing historic conventional grid street system. Additionally,
the design and construction of a development's circulation system
shall be designed to:
(a)Â
Permit the safe, efficient and orderly movement of vehicles;
(b)Â
Meet the needs of the present and future population;
(c)Â
Provide a simple and logical pattern;
(d)Â
Function under a hierarchy system where the intensity of intersections
decreases as traffic volumes and speed increase;
(e)Â
Respect the natural features and topography; and
(f)Â
Present an attractive streetscape.
(2)Â
Additionally, the design and construction of all developments must:
(a)Â
Be coordinated with all existing streets, alleys, access drives
and driveways that are necessary to serve the development;
(b)Â
Accommodate prospective traffic; and
(c)Â
Conform to the most recent version of the Paxtang Borough Comprehensive
Plan, and/or other applicable plans adopted by Paxtang Borough.
(3)Â
The design and construction of all developments must ensure that other properties will continue to have safe and convenient vehicular access in accordance with the standards of this chapter and Chapter 366 of this Code, relating to streets and sidewalks, or to the level of service that existed prior to the development.
(4)Â
Studies and reports shall clearly identify all assumed improvements
to the existing facilities. A study, report or plan that contains
an assumption of future construction of improvements shall include
evidence that:
B.Â
Private streets.
(1)Â
Private streets are prohibited, unless such streets meet the design
standards of this chapter and the objectives of the development warrant
private ownership. In all situations, the approval of a private street
shall be at the discretion of Borough Council.
(2)Â
Applications which propose private streets shall include an agreement
which shall be recorded with the Dauphin County Recorder of Deeds
in conjunction with the final plan. To avoid a delay, the applicant
is encouraged to submit the agreement with the preliminary plan. Said
agreement shall stipulate the following:
(a)Â
That the street shall be maintained in conformance with this
chapter;
(b)Â
That any future offer of dedication will include sufficient
monies, as estimated by the Borough Council, to restore the street
to conformance with Borough standards;
(c)Â
That an offer of dedication will include whole streets and adequate
circulation;
(d)Â
The method of assessing maintenance and repair cost; and
(e)Â
That an agreement by the owners of 51% of the street and lot
frontage is binding on the remaining lot owners along the private
street.
C.Â
Improvements of existing streets. Where a proposed subdivision and/or
land development abuts any existing street, whether a Borough street,
a state highway, or a private street, the application shall conform
to the following:
(1)Â
Ultimate right-of-way. The ultimate right-of-way width provided on
streets within the Borough shall be in accordance with Table 6-1.
Table 6-1
Ultimate Rights-of-Way
| ||
---|---|---|
Street Type
|
Minimum Right-of-Way Width
(feet)
| |
Arterial or collector
|
80
| |
Local
|
60
| |
Alley
|
20
|
(2)Â
Installation of improvements.
(a)Â
Where a traffic impact study indicates that improvements are
required on abutting or nearby streets, the application shall include
the installation of the improvements.
(b)Â
Where the existing abutting streets do not meet the standards
of this chapter, the application shall include the improvement along
the side of the street that the project fronts.
D.Â
Arterial and collector streets. The primary function of arterial
and collector streets is to provide free traffic flow. Interruptions
in the flow of traffic from intersections, access drives, and driveways
to adjoining properties is a minor and secondary responsibility of
these streets. Access to arterial or collector streets shall be designed
for use by abutting properties to coordinate and reduce the number
of access points. Developments which abut arterial or collector streets
are required to conform to the following standards:
(3)Â
No vehicle access is permitted along an arterial or collector street
when alternative access is possible from a street of lesser classification.
A new curb cut or access for a driveway or access drive shall be provided
on the street conveying the lesser amount of existing or proposed
daily traffic. This specifically includes alleys.
(4)Â
Shared access drives, feeder roads, marginal access streets, reverse
frontage lots, or other such treatments shall be used to reduce the
number of intersections along arterial and collector streets.
E.Â
Street function.
(1)Â
Streets shall be designed to form connections to and continuations
of streets with similar function and to access streets of a greater
functional classification.
(2)Â
Streets shall conform with the circulation routes of the Borough,
adjacent land use and development patterns, topography and natural
features.
(3)Â
Curvilinear streets shall not be used immediately adjacent to the
existing historic conventional grid street system without providing
a transition that continues and protects the existing historic conventional
grid street system.
F.Â
Street provisions for future development. Where appropriate, areas
shall be reserved for future street usage in conjunction with the
development of adjacent tracts. Areas reserved solely for future street
usage will not be required to be improved; however, the right-of-way
for these areas shall be reserved for street improvements to be provided
by the developer of the adjacent tract.
(1)Â
Wherever there exists a dedicated or platted area reserved for future
street usage along the boundary of a tract being developed, the adjacent
street shall be extended into the proposed project, provided this
use is not adverse to significant man-made or natural features of
the site.
(2)Â
When connecting a proposed street to an existing temporary cul-de-sac,
such connection and all restoration work required to restore the abutting
lots in the area of the existing turnaround shall be the responsibility
of the developer proposing the connection.
G.Â
Vertical alignments.
(1)Â
Vertical street alignments shall be measured along the center line.
(2)Â
Street grades shall be in accordance with Table 6-2.
Table 6-2
Street Grades
| ||
---|---|---|
Minimum
|
Maximum
| |
1%
|
10%
|
(3)Â
Vertical curves shall be used in changes of grade exceeding 1%. The
minimum length in feet of vertical curves shall be 30 times the algebraic
difference in grade for a crest and 20 times the algebraic difference
in grade for a sag. [e.g., If a 3% upgrade is followed by a 4% downgrade,
the algebraic difference in grade is 7; the minimum length of the
vertical curve would then be 210 (30 x 7 = 210)].
(4)Â
Where the approaching grade within 100 feet of the center line intersection
exceeds 7% on streets at a four-way street intersection, or the terminating
street at a three-way intersection, a leveling area shall be provided.
Such leveling area shall have a maximum grade of 4% for a minimum
length of 100 feet measured from the intersection of the center lines.
(5)Â
The grade within the diameter of a turnaround at the terminus of
a permanent cul-de-sac shall be at least 1% and not exceed 5% in all
directions.
(6)Â
All areas within the street right-of-way shall be graded substantially
consistent with the street center line. The maximum slopes of banks
located outside of the street right-of-way, measured perpendicular
to the right-of-way of the street, shall be in accordance with Table
6-3.
Table 6-3
Slope of Bank
| ||
---|---|---|
Bank Feature Type
|
Maximum Slope
| |
Fills
|
3:1
| |
Cuts
|
2:1
|
H.Â
Horizontal alignments.
(1)Â
Horizontal street alignments shall be measured along the center line.
Horizontal curves shall be used at all angle changes.
(2)Â
Single, long radius curves shall be used rather than a series of
curves with varying radii and/or a series of short curves separated
by short, straight segments.
(3)Â
The minimum horizontal curve radius shall be 150 feet. All curves
shall be tangential arcs.
(4)Â
The minimum tangent shall be provided between reverse curves in accordance
with Table 6-4.
Table 6-4
Tangent Between Reverse Curves
| ||
---|---|---|
Street Type
|
Minimum Tangent Between Reverse Curves
(feet)
| |
Arterial or collector
|
100
| |
All other streets
|
50
|
(5)Â
Perimeter streets. Street locations along the perimeter of a property
shall be required to provide building setback lines and clear sight
triangles when located on abutting properties. Permission for building
setback lines and clear sight triangles that encroach on adjacent
landowners shall be obtained in the form of a right-of-way.
(6)Â
Cartway alignment. The center line of the street cartway shall correspond
with the center line of the street right-of-way.
(7)Â
Cartway widths.
(a)Â
The cartway width provided on streets within the Borough shall
be in accordance with Table 6-5.
Table 6-5
Cartway Width
| ||
---|---|---|
Street Type
|
Minimum Required Cartway Width
(feet)
| |
Arterial or collector
|
60
| |
Local
|
32
| |
Alley
|
20
|
(b)Â
The extension of existing streets which are presently constructed
with a cartway different from the standards of this chapter shall
be provided with a transition area, the design of which is subject
to Borough Council approval.
I.Â
Street improvements. All street paving shall conform to the following
specifications:
(1)Â
Before paving the street surface, the applicant must install the
required utilities and provide, where necessary, adequate stormwater
drainage for the street acceptable to the Borough Council. The pavement
base, wearing surface and shoulders must be constructed according
to the following specifications; excepting, however, that for the
construction of arterial roads or highways the developer shall consult
with the Borough Engineer and be governed by the PennDOT for the method
of construction to be used, and the design shall conform to the most
recent version of PennDOT Publication 242, relating to Pavement Policy
Manual.
(2)Â
All new streets shall be designed the following cross-sectional specifications
(all courses are compacted thicknesses).
(3)Â
The use of recycled materials is strongly encouraged.
(4)Â
Pavement. The pavement base and wearing surface must be in accordance
with, and constructed in accordance with, the most recent version
of PennDOT Publication 408, relating to Highway Construction Specifications.
Table 6-6 outlines the alternatives available to the developer:
Table 6-6
Flexible Street Paving Options
| ||||
---|---|---|---|---|
Street Type
| ||||
Flexible Pavement Types
|
Pavement Courses
|
Local Street and Alley
(inches)
|
Collector
(inches)
| |
Option No. 1
|
Wearing(1)
|
1Â 1/2
|
1Â 1/2
| |
Binder(2)
|
0
|
2
| ||
Base(3)
|
4Â 1/2
|
4
| ||
Subbase
|
8
|
8
| ||
Option No. 2
|
Wearing(1)
|
1Â 1/2
|
1Â 1/2
| |
Binder(2)
|
2
|
2
| ||
CABC(4)
|
6
|
8
| ||
Subbase
|
8
|
8
|
NOTES:
| ||
---|---|---|
(1)
|
Wearing: Superpave Asphalt Mixture Design, HMA Wearing Course,
PG 64-22, 0.0 to 0.3 million ESALs, 9.5 mm mix, SRLL.
| |
(2)
|
Binder: Superpave Asphalt Mixture Design, HMA Binder Course,
PG 64-22, 0.0 to 0.3 million ESALs, 19.0 mm mix.
| |
(3)
|
Base: Superpave Asphalt Mixture Design, HMA Base Course, PG
64-22, 0.0 to 0.3 million ESALs, 25.0 mm mix.
| |
(4)
|
CABC - Crushed Aggregate Base Course
|
(5)Â
For the construction of arterial streets or highways, the applicant
shall consult the Borough Engineer and be governed by the most recent
version of PennDOT Publication 408, relating to Highway Construction
Specifications, for the method of construction to be used, and to
submit pavement design calculations in accordance with the most recent
version of PennDOT Publication 242, relating to Pavement Policy Manual.
(6)Â
The Borough Council, after consulting with the Borough Engineer,
shall decide if a collector or arterial street is required as a direct
result of the construction of this development in which case the applicant
is responsible for paving the additional width required and submitting
pavement design calculations in accordance with the most recent version
of PennDOT Publication 242, relating to Pavement Policy Manual.
(7)Â
Shoulders. If curb and gutters are not provided, streets shall be
provided with shoulders in accordance with the following:
(a)Â
All shoulders shall be constructed in accordance with the most
recent version of PennDOT Publication 408, relating to Highway Construction
Specifications.
(b)Â
Minor streets shall be a Type 3 Shoulder as shown on RC-25 of
the most recent version of PennDOT Publication 72M, relating to Roadway
Construction Standards.
(c)Â
Collector streets shall be a Type 1 Shoulder, Type 1-1 Shoulder
or a Type I-S Shoulder as shown on RC-25 of the most recent version
of PennDOT Publication 72M, relating to Roadway Construction Standards.
(d)Â
Arterial streets' shoulders shall be the type as determined
by the Borough Council after consulting with the Borough Engineer
and PennDOT.
J.Â
Street intersections.
(1)Â
All street intersections with a state highway shall be subject to
the approval of PennDOT and shall be required to meet all design standards
of this chapter.
(2)Â
Multiple intersections involving the junction of more than two streets
are prohibited. Only "T" and four-way intersections are permitted.
(3)Â
The distance between the center-line intersections of streets shall
be measured along the center line of the street being intersected
in accordance with Table 6-7:
Table 6-7
Street Separation Distance
| ||
---|---|---|
Street Type
|
Minimum Separation Distance
(feet)
| |
Arterial or collector
|
300
| |
All other streets
|
150
|
(4)Â
Right angle intersections shall be used whenever possible. No street
shall intersect another at an angle less than or greater than the
angle specified in Table 6-8.
Table 6-8
Angles of Intersections
| ||
---|---|---|
Minimum
|
Maximum
| |
75°
|
105°
|
(5)Â
The cartway edge at intersections shall be rounded by a tangential
arc with radii in accordance with Table 6-9. The right-of-way radii
at intersections shall be substantially concentric with the cartway
edge.
Table 6-9
Intersection Radii
| ||
---|---|---|
Street Type
|
Minimum Radii
(feet)
| |
Arterial or collector
|
55
| |
All other streets
|
20
|
K.Â
Sight distance.
(1)Â
All intersections shall be designed to provide adequate sight distance with regard to both horizontal and vertical alignment in accordance with the most recent version of the PennDOT Publication 13M, relating to Design Manual Article II - Highway Design.
(2)Â
Sufficient design and plan information shall be submitted with the
plan application proving that this minimum standard will be achieved.
Such design information shall be certified by a professional engineer
licensed and registered in the Commonwealth of Pennsylvania to perform
such duties.
L.Â
Cul-de-sac streets.
(1)Â
Permanent cul-de-sac streets shall not be approved when a through
street is feasible.
(2)Â
Permanent culs-de-sac shall not be less than 250 feet in length,
measured from the center-line intersection with a street which is
not a cul-de-sac to the center of the cul-de-sac turnaround.
(3)Â
Temporary or permanent cul-de-sac streets shall not exceed a center
line distance of 400 feet in length, measured from the center line
intersection with a street which is not a cul-de-sac to the center
of the cul-de-sac turnaround.
(4)Â
All cul-de-sac streets, whether permanently or temporarily designed,
shall be provided at the closed end with a fully paved turnaround
and a right-of-way in accordance with Table 6-10. The use of such
turnaround shall be guaranteed until such time as the street is extended.
Table 6-10
Cul-De-Sac Design Standards
| ||
---|---|---|
Cul-de-Sac Feature
|
Minimum Dimension
(feet)
| |
Paved turnaround
|
80
| |
Right-of-way for turnaround
|
100
|
(5)Â
The Borough Council may permit an alternative turnaround design,
including a turnaround incorporated into a parking court or landscaped
island, provided safe movement of traffic is assured, adequate radii
are used and guaranteed long-term maintenance is in place.
M.Â
Alleys. Alleys shall be limited to providing a means of access to
the side and/or rear of those lots with street frontage and designed
to discourage through traffic. In addition to the standards for streets
set forth in this section above, alleys shall also conform to the
following standards:
N.Â
Street signage.
(1)Â
Street signs, including street name and traffic control signs, shall
be installed by the Borough and funded by the developer.
(2)Â
Streets which are continuations of existing streets shall be known
by the same name.
(3)Â
All new street names are subject to approval by the Borough input
from the Postmaster and the Dauphin County Emergency Management Agency/911.
O.Â
Driveways and access drives. Driveways and access drives shall conform with Chapter 425 of this Code, relating to zoning, in addition to the following:
(1)Â
Right-angle intersections (90°) with streets shall be used to
the maximum extent feasible. No driveway or access drive shall intersect
a street at angles less than or greater than the angles specified
in Table 6-11, unless turning movement restrictions are imposed.
Table 6-11
Angles of Intersections
| ||
---|---|---|
Minimum
|
Maximum
| |
75°
|
105°
|
(2)Â
Rounded by a tangential arc with a minimum radius of 30 feet. The
Borough may require fifty-five-foot radius where large vehicle turning
movements are anticipated.
(3)Â
The horizontal alignments of access drives shall be measured along
the center line. Horizontal curves shall be used at all angle changes
in excess of 2°. All curves shall be tangential arcs. The minimum
horizontal curve radius shall be 75 feet.
(4)Â
Access drives which form a cul-de-sac shall not exceed 400 feet in
length, measured from the center line intersection of a street or
access drive which is not a cul-de-sac. Access drive culs-de-sac which
do not terminate in a parking area shall be provided at the terminus
with a fully paved turnaround as specified in Table 6-10.
(5)Â
When vehicular parking is prohibited along access drives, the prohibition
must be acknowledged on the plan and properly signed along the cartway
on the site.
(6)Â
The cartway of all access drives shall be constructed to the pavement
specifications for streets set forth in this section above.
(7)Â
The maximum slopes of banks located within 20 feet of the cartway
of street shall not exceed the standards in Table 6-12.
Table 6-12
Slope of Bank
| ||
---|---|---|
Bank Feature
|
Maximum Slope
| |
Fills
|
3:1
| |
Cuts
|
2:1
|
P.Â
Specific traffic control and access requirements.
(1)Â
Threshold of development.
(a)Â
All subdivisions and land developments containing 25 or more
dwelling units or units of occupancy or nonresidential development
generating not more than 500 average daily vehicle trips, based on
either the most recent version of the Trip Generation Manual of the
Institute of Transportation Engineers or from a local study of corresponding
land uses and quantities, shall be provided with at least two means
of vehicle access into the development.
(b)Â
Where a single tract of land is subdivided into lots for subsequent
development, all of the lots created by the initial subdivision plan
and any subsequent plans shall be considered in determining whether
there will be 25 or more dwelling units or units of occupancy or nonresidential
generating not more than 500 average daily vehicle trips, based on
either the most recent version of the Trip Generation Manual of the
Institute of Transportation Engineers or from a local study of corresponding
land uses and quantities.
(c)Â
All development, whether existing or proposed, and all existing
dwelling units or units of occupancy and buildings shall be considered
in determining whether there will be 25 or more dwelling units or
units of occupancy or nonresidential, generating not more than 500
average daily vehicle trips, based on either the most recent version
of the Trip Generation Manual of the Institute of Transportation Engineers
or from a local study of corresponding land uses and quantities.
(d)Â
For the purpose of this subsection, all development indicated
on subdivision and/or land development plans which have been submitted
to the Borough and which are either pending approval or have been
approved but not constructed shall be considered proposed development.
(2)Â
Access shall be provided through the location of two or more streets,
each of which intersects with an existing public street. Such streets
shall meet all of the requirements of this chapter concerning design,
number of access points, and construction.
(3)Â
Access for a land development shall be provided through two or more
access drives into the land development from an existing street meeting
the requirements of this chapter unless such access drives are prohibited
by other provisions of this chapter.
(4)Â
If the applicant is unable to provide access to the subdivision or
land development meeting the requirements of this subsection above,
the applicant shall provide an emergency access.
(a)Â
The emergency access shall be improved in a manner that emergency
vehicles may safely traverse the area. Borough Council may consider
the recommendations of the Borough Fire Chief and the Borough Engineer
when determining the nature and extent of the improvements which are
required. The area of the emergency access shall be clearly indicated
on the plan.
(b)Â
The applicant shall submit evidence that the emergency access
design has been reviewed and approved by the Borough Fire Chief and
the Borough Engineer. The applicant shall demonstrate that the emergency
access will be accessible to emergency vehicles after completion of
construction.
(c)Â
The emergency access may be located so that access to the subdivision
or land development is gained from a public street at a location unsuitable
for regular access with the existing public street.
(d)Â
The emergency access may be located so that access is gained
from an adjoining tract. For example, a subdivision or land development
abutting a parking lot of another use may provide emergency access
through a point with a break chain. Applicants with plans indicating
emergency access through an adjoining tract shall provide evidence
that the abutting property owner has irrevocably consented to such
emergency access location.
A.Â
Speed bumps shall be marked with permanent yellow diagonal stripes.
B.Â
The speed bumps shall be in the form of mounds or depressions in
the pavement and shall be designed to restrain motor vehicle speed.
C.Â
There shall be a warning sign posted at each entrance to a parking
area having speed bumps.
D.Â
In no case shall the overall height (or depth) of speed bumps exceed
two inches.
E.Â
Speed bumps and traffic-calming devices shall be set back 50 feet
from the street right-of-way of any local or collector street and
at least 100 feet from the street right-of-way of any arterial street.
A.Â
Sidewalk shall be provided along all street frontages. Additionally,
sidewalks may be required to continue existing sidewalk systems to
the terminus of a service area or provide access to vehicular parking
facilities, school bus zones, recreational, commercial, industrial
or other community facilities.
B.Â
Sidewalk which is located along streets or access drives shall be
located along the side(s) of the street upon which lots front and
pedestrian traffic is anticipated.
C.Â
Sidewalk located along streets shall be constructed in accordance with Chapter 366 of this Code, relating to streets and sidewalks.
D.Â
Sidewalk along streets shall, when possible, be located within the
street right-of-way and physically divided from the street cartway
by curb and a minimum four-foot-wide tree lawn (grass strip) planted
with grass, ground cover or treated with other suitable pervious material.
E.Â
Sidewalks shall conform with the requirements of the Americans with Disabilities Act (ADA) in accordance with the most recent version of the ADA Standards for Accessible Design of the United States Department of Justice and Chapter 160 of this Code, relating to buildings, whichever is more restrictive. The applicant shall certify in writing or plan note that the application for development complies with all relevant ADA requirements.
F.Â
Sidewalks located outside of the public right-of-way, (e.g., adjacent
to driveways, access drives, and parking facilities) shall be:
(1)Â
Located along anticipated pedestrian traffic routes; and
(2)Â
Graded for proper drainage and shall be improved with a durable and dustless surface, such as concrete or bituminous concrete surface, in accordance with Chapter 366 of this Code, relating to street and sidewalks, unless an alternative material and/or design as part of a readily accepted stormwater BMP, in accordance with Chapter 360 of this Code, relating to stormwater management, or any other construction materials specifications adopted by the Borough, and approved by the Borough Engineer. Sufficient protection shall be provided to restrict parked vehicles from encroaching onto the sidewalk.
G.Â
Other pedestrian easements, which may be required by the Borough to facilitate pedestrian circulation or to give access to community facilities, shall have a minimum right-of-way width of 10 feet to accommodate a walkway conforming with the requirements of the Americans with Disabilities Act (ADA) in accordance with the most recent version of the ADA Standards for Accessible Design of the United States Department of Justice and Chapter 160 of this Code, relating to buildings, whichever is more restrictive. This walkway shall be improved to the standards assigned by the Borough.
A.Â
Curb shall be provided along all streets.
B.Â
Depending on stormwater drainage conditions, traffic, parking and/or
safety of pedestrians, curb may be required along access drives.
C.Â
Curb located along streets and access drives shall be constructed in accordance with Chapter 366 of this Code, relating to streets and sidewalks.
D.Â
Transitions in curb type shall be subject to approval by the Borough.
E.Â
Curbs shall conform with the requirements of the Americans with Disabilities Act (ADA) in accordance with the most recent version of the ADA Standards for Accessible Design of the United States Department of Justice and Chapter 160 of this Code, relating to buildings, whichever is more restrictive. The applicant shall certify in writing or plan note that the application for development complies with all relevant ADA requirements.
A.Â
General. The configuration of blocks and lots shall be based upon
the lot area requirements, traffic circulation, salient natural features,
and existing and nearby man-made features, such as predominant land
use and development pattern, context and character of the adjacent
lots, neighborhood, and community. Lot configurations should provide
for flexibility in building locations, while providing safe and efficient
vehicular and pedestrian circulation.
B.Â
Blocks. All blocks shall have a maximum length along any side of
600 feet. Where practical, the minimum length of any side shall be
300 feet. These dimensions do not include intersections with alleys.
C.Â
Lot configuration.
(1)Â
To the maximum extent feasible, side lot lines shall be radial to
street lines.
(2)Â
In order to avoid jurisdictional problems, lot lines shall, to the
maximum extent feasible, follow municipal boundaries rather than cross
them. Where a lot is divided by a municipal boundary, the land area
within each municipality shall be regulated by the use regulations
and other applicable regulations of each municipality.
(3)Â
Double frontage lots are not permitted.
(4)Â
Reverse frontage lots.
(a)Â
Reverse frontage lots shall follow the frontage, front and rear
yards and setbacks, building and development orientation, and access
patterns of the surrounding development of the majority of the existing
adjacent reverse frontage lots on the same shared block face (between
two intersecting streets) along the same side of the street.
(b)Â
Where no other reverse frontage lot exists nearby, such reverse
frontage lot shall be designed to have one required front yard and
front setback and one rear yard and rear setback. Building and development
orientation shall face the street conveying the higher amount of existing
or proposed daily traffic, while access to the lot shall be provided
from the street conveying the lesser amount of existing or proposed
daily traffic. This specifically includes alleys.
(5)Â
Flag lots are not permitted.
(6)Â
All remnants of land (areas remaining after subdivision) shall conform
to the lot area and configuration requirements.
(7)Â
All lots shall be designed to provide sufficient building footprint,
based upon building setbacks, easements, floodplains, etc.
The building setback lines and building separations shall conform with Chapter 42 of this Code, relating to zoning, and Chapter 160 of this Code, relating to buildings.
Easements for sanitary sewer facilities, stormwater drainage
facilities, public utilities, or pedestrian access shall meet the
following standards:
A.Â
To the maximum extent feasible, easements shall be adjacent to property
lines.
B.Â
Nothing shall be placed, planted, set or put within the area of an
easement that would adversely affect the function of the easement
or conflict with the easement agreement.
C.Â
The plan and easement agreement shall clearly identify who has the
right-of-access and responsibility for function of the easement area.
D.Â
Pedestrian easements shall have a minimum width of 10 feet.
E.Â
Sanitary sewer and water supply easements shall have a minimum width
of 20 feet. In the case of a shared utility easement, sufficient area
shall be provided to allow a minimum of 10 feet between the center
line of the utility and the edge of the right-of-way.
G.Â
Where any electric or telephone, telecommunications or petroleum
transmission line traverses a property, the applicant shall confer
with the applicable transmission or distribution company to determine
the minimum distance which shall be required between each structure
and the center line of such petroleum or petroleum product transmission
line. All applications shall include a copy of the recorded agreement
or a letter from the owner of the transmission line stating any conditions
on the use of the tract and the right-of-way width.
A.Â
Monuments.
(1)Â
Permanent monuments shall be accurately placed along both sides of
the right-of-way lines of each street and on the property lines of
the parent tract. These monuments shall be placed at the intersection
of all lines forming angles, changes in direction, and at the end
of each curved line.
(2)Â
An intermediate monument shall be placed wherever topographical or
other conditions make it impossible to sight between two otherwise
required monuments.
(3)Â
Monuments shall be of concrete or stone, with a flat top having a
minimum width or diameter of four inches and a minimum length of 30
inches. Concrete monuments shall be marked with a three-fourths-inch
copper or brass dowel; stone or precast monuments shall be marked
on the top with a proper inscription and a drill hole.
B.Â
Markers.
C.Â
All monuments and markers shall be:
(1)Â
Placed by a land surveyor licensed and registered in the Commonwealth
of Pennsylvania to perform such duties so that the scored or marked
point shall coincide exactly with the point of intersection of the
lines being monumented or marked.
(2)Â
Set flush with the finished grade, except for temporary placement
and/or woodland conditions.
A.Â
All subdivision and land development plans shall conform with Chapter 360 of this Code, relating to stormwater management.
B.Â
The design and construction of all developments must be coordinated
with all existing stormwater management facilities that are necessary
to serve the development, prevent flooding, and must conform to the
most recent version of the Paxtang Borough Comprehensive Plan and/or
other applicable plans adopted by Paxtang Borough.
C.Â
The development must ensure that other properties will continue to
have safe and convenient stormwater management in accordance with
the standards of this chapter or to the level of service that existed
prior to the development.
D.Â
Studies and reports shall clearly identify all assumed improvements
to the existing facilities. A study, report or plan that contains
an assumption of future construction of improvements shall include
evidence that:
A.Â
Protection of natural features. The finished topography of the site
shall adequately facilitate the proposed development without excessive
earth moving and destruction of natural amenities. Natural features
shall be preserved and incorporated into the final landscaping wherever
possible and desirable. The applicant shall demonstrate the means
whereby the natural features shall be protected during construction.
B.Â
All required plantings shall be typical of their species and variety;
have normal growth habits, well-developed branches, densely foliated,
vigorous, fibrous root systems. They shall have been grown under climatic
conditions similar to those in the locality of the project or properly
acclimated to conditions of the locality of the project.
C.Â
Any required planting which dies shall be replaced. All landscaping
and screening treatments shall be properly maintained.
D.Â
All required planting shall be performed in conformance with good
nursery and landscape practice.
E.Â
Shade trees.
(1)Â
All subdivision and land development plans shall conform with Chapter 392 of this Code, relating to shade trees.
(2)Â
Shade trees shall be provided in tree lawns (grass strips) along
all street frontages.
(3)Â
The shade trees shall be nursery-grown in a climate similar to that
of the locality of the project. Varieties of trees shall be subject
to the approval of the Borough.
(4)Â
Shade trees shall have a normal habit of growth and shall be sound,
healthy and vigorous; they shall be free from disease, insects, insect
eggs and larvae.
(5)Â
All shade trees shall have a minimum diameter of 2Â 1/2 inches,
measured at 4Â 1/2 feet above the finished grade.
(6)Â
Requirements for the measurements, branching, grading, quality, balling
and the burlapping of shade trees shall follow the code of standards
recommended by the most recent version of American Nursery and Landscape
Association's American Standard for Nursery Stock, ANSI Z60.1-2004.
(7)Â
Shade trees shall be planted on a lot prior to the issuance of a
certificate of occupancy for the lot and any building or structure
erected thereon.
F.Â
Any required interior landscaping, landscaping screening and ground cover shall be designed to conform with Chapter 425 of this Code, relating to zoning.
G.Â
Planting schedule. Any required landscaping (other than shade trees,
which are to be planted on individual lots prior to the issuance of
a certificate of occupancy) including, but not limited to, trees,
shrubs and vegetative or other screens and buffers, shall be planted
in accordance with the planting schedule contained in the land development
agreement (see Appendix No. 10[1]) or the developer's letter agreement (see Appendix
No. 11.). If the land development agreement or the developer's
letter agreement, as applicable, does not contain a planting schedule,
then all such landscaping shall be planted not later than the date
by which 25% of the dwellings or units of occupancy for a residential
development have been constructed or 25% of the nonresidential space
has been constructed in a nonresidential development as shown on the
approved final plan. The Borough may use any financial security posted
by the applicant to complete landscaping if the applicant fails to
complete the landscaping in accordance with the planting schedule.
[1]
Editor's Note: The Appendixes are attached to this chapter.
A.Â
All subdivision and land development plans shall include sanitary sewage disposal systems, which shall be designed in accordance with the most recent version of the rules and regulations of PADEP and Chapter 336 of this Code, relating to sewers.
B.Â
When, in accordance with the Pennsylvania Sewage Facilities Act,
Act 537 of 1966,[1] as amended, a sewer facilities plan revision (plan revision
module for land development), or supplement, is required, approval
from PADEP shall be submitted as a condition of final plan approval.
[1]
Editor's Note: See 35 P.S. § 750.1 et seq.
C.Â
The applicant shall provide the type of sanitary sewage disposal facility consistent with the Pennsylvania Sewage Facilities Act, Act 537 of 1966, as amended, and Chapter 336 of this Code, relating to sewers.
D.Â
The final plan application shall include:
(1)Â
Evidence that the supplier is a certificated public utility, a bona
fide cooperative association of lot owners, or a municipal corporation,
authority or utility. A copy of a certificate of public convenience
from the Pennsylvania PUC or an application for such certificate,
a cooperative agreement or a commitment or agreement to serve the
area in question, whichever is appropriate, shall be acceptable evidence.
(2)Â
The applicant shall ensure that sufficient capacity is legally available
to the Borough to serve all of the proposed lots or units of occupancy
within the site. If the Borough does not have sufficient capacity
contractually available with any provider of conveyance and/or wastewater
treatment services, the Borough shall not be required to approve a
final subdivision or land development plan. If the applicant is unwilling
to grant an extension of time within which the Borough may consider
the application, the Borough shall deny approval of the final plan
due to unavailability of sewage disposal service.
(3)Â
Notice of approval of the design, capability to service, method of
installation, and possible financial guarantee from the provider.
(4)Â
The design and construction of all developments must be coordinated
with all existing sanitary sewer facilities that are necessary to
serve the development and must conform to the most recent version
of the Paxtang Borough Comprehensive Plan and/or other applicable
plans adopted by Paxtang Borough.
A.Â
All subdivision and land development plans shall include water supply
systems which shall be designed in accordance with the most recent
version of the rules and regulations of PADEP and United Water of
Pennsylvania, or its successor.
B.Â
The final plan application shall include:
(1)Â
Evidence that the supplier is a certificated public utility, a bona
fide cooperative association of lot owners, or a municipal corporation,
authority or utility. A copy of a certificate of public convenience
from the Pennsylvania PUC or an application for such certificate,
a cooperative agreement or a commitment or agreement to serve the
area in question, whichever is appropriate, shall be acceptable evidence.
(2)Â
Notice of approval of the design, installation and possible financial
guarantee from the provider.
C.Â
The design and construction of all developments must be coordinated
with all existing water supply facilities that are necessary to serve
the development and must conform to the most recent version of the
Paxtang Borough Comprehensive Plan and/or other applicable plans adopted
by Paxtang Borough.
D.Â
The development must ensure that fire hydrant flows will not be jeopardized
and other properties will continue to have an adequate quality, supply
and pressure in accordance with the standards of this chapter or to
the level of service that existed prior to the development.
E.Â
Wherever the water supply system contains sufficient capability or
will in the foreseeable future, with or without developer assistance,
fire hydrants shall be provided in accordance with the most recent
version of the rules and regulations of PADEP and United Water of
Pennsylvania, or its successor, with input of the Borough Engineer
in consultation with the Borough Fire Department. Otherwise, fire
hydrants shall typically be:
F.Â
All fitting types shall be in accordance with the standards of the
applicable Borough Fire Department. The large fitting shall face the
street and be a minimum of 16 inches above the ground level.
All subdivision and land development plans with lots traversed
by or abutting an existing public trail, customarily used by pedestrians
and/or bicycles, or lots expected to be traversed by a public trail,
as indicated in the most recent version of the Paxtang Borough Comprehensive
Plan, and/or other applicable plans adopted by Paxtang Borough, shall
include provisions for the continued use and/or extension of the trail
within the boundaries of the lot proposed for development in accordance
with the following:
A.Â
Trails shall have a minimum easement width of 20 feet to accommodate a walkway conforming with the requirements of the Americans with Disabilities Act (ADA) in accordance with the most recent version of the ADA Standards for Accessible Design of the United States Department of Justice and Chapter 160 of this Code, relating to buildings, whichever is more restrictive. This walkway shall be improved to the standards assigned by the Borough.
B.Â
Encroachments into the trail shall not result in less than a four-foot-wide
minimum clearance width from any obstacles.
C.Â
Marked crosswalks shall be provided within the vehicular travelways
intersecting with trails.
D.Â
Trails shall be a minimum 10 feet in width and shall be constructed
of the following:
(1)Â
Minimum depth of six inches of 2A coarse aggregate; and
(2)Â
Superpave Asphalt Mixture Design, HMA Binder Course, PG 6A-22, 0
to 0.3 million ESALs, 19.0 mm mix, two-inch depth, minimum; and
(3)Â
Superpave Asphalt Mixture Design, HMA Wearing Course, PG 64-22, 0
to 0.3 million ESALs, 9.5 mm mix, one-and-one-half-inch depth minimum.
E.Â
Rest areas with benches shall be provided as directed and shall include
a bench and a paved area to accommodate a wheelchair.